They aren't that far off from market and having a tenant that long in a space makes me wonder on how much the turn costs will be to get market rate.

The units are small enough for window units and I'm not interested in a huge replacement cost for the old HVAC to cool and heat ducting rather than living space.

X, being an entrepreneurial type, lets it be known that (tough guys with tough pasts and probably tough futures) can bunk down (for lack of a better term) in the rooms--for a weekly fee (in cash).All bedrooms will be filled with weekly paying (guests, as she calls them) unauthorized subletors, or she may stay there concurrently with the children sleeping wherever they can find an unused horizontal space--except in the subleted rooms.The main living area may be subleted to 2 or three more individuals if she moves out.The bedrooms typically contain just a dirty mattress on the floor, and may have lot of new looking (grown man's) clothes on the floor and fast food debris.Mrs.

Never thought of the early termination clause.I'll reach out to their corporate in the hope of pointing me in the right direction.I will actually need to connect with 4-6 corporate brands as we have enough space to build that many units.

@Lisett Tito - Welcome to BP and congrats for getting out into the real estate space!

The property is in very poor condition I might add, it needs an extensive amount of work.Kitchen:-Drawer/Cabinet replaced, Flooring, Appliances, Paint.Living Space(s):-Paint, Flooring, replacing wood paneling on the ceilings?

I cannot tell from your response if you recognize that the JADU must come primarily from existing structure space (small exemption for new construction for access). 

He's one of the main thought leaders in the assisted living facility space.

Case study/Analysis:  Commercial property:  40,000  flex space with limited bay door access.  

Recent story: I have a client that has been looking for an office space for some time and finally the property that checked all boxes hit the market.